Very rare to find a "perfect" BRRRR nowadays. 

Is there a company I can go with to take a loan out against my 401k as I have 2 from previous employer I need to combine to a new one which would be helpful if I could use that to pull cash against. 

This, combined with the promise of a cosmetic-only rehab and a 100% cash-out refi, sounds like a perfect-world sales pitch.

In our co-investing club, many members have invested in mobile homes, and I’ve personally invested in land, having both together can be a powerful combination.

Multifamily properties like duplexes, triplexes etc, can help by reducing vacancy risk and boosting income.In markets with strong appreciation, true cash flow deals are rare.

Combination of right professional choice (hvac) and buying in a lower cost market (small town).   

The deal itself looks strong, the risk is the timeline.Your numbers are tight but workable.Your tenant plan is optimistic.In CA, optimistic timelines rarely survive first contact with reality.If the tenant cooperates, it's a great flip.If they don't, you could lose your margin to delays alone. 

These items cause far more routine damage than tornadoes and insurance rarely covers the small, preventable issues as the cost is typically below your deductible.

Ideally would like to sell as 2 condos for maximum profit, but if town won't permit that, am willing to refinance and rent out with anticipated combined monthly rent of $4800. 

That's when it hit me: profit sharing and per-deal compensation would be the most effective approach.I keep reminding my team that, as you continue to grow, a combination of salary and bonuses becomes more viable.As our business started booming and the cash flow got juicier, I knew it was time for a compensation makeover.